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Sent: Tuesday, May 6, 2025 10:01 AM To: Ka e Quintero Subject: 2400 Fulkerth Rd
City Council,
I would like to address my concerns over the owner who wants food trucks on his property on 2400 Fulkerth Rd.
First a big traffic problem would arise since it would be a one way in & one way out. That would also mean all
cars would turn onto Countryside Dr. in a residential to turn around in our driveways or park in front of our
houses. We already have extra traffic due to the fairground's events because they use Countryside as a cut
through.
Second would be extra noise & garbage that flies over the fence. It is just too small of acres to park that
many food trucks.
Third is extra flies & rodents.
I would suggest developing tiny houses or small apartments for seniors over 55 + since they don't come & go
often. There is also a bus stop right in front. There is also stores & restaurants close enough for them to walk to.
TRAFFIC is the big concern along with not wanting to look at food trucks & their smells.
A taller wall & trees would need to be addressed into any buildings going in.
Thank you,
Sincerely a resident on Countryside Dr.
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From:
Sent: Wednesday, April 30, 2025 6:36 AM To: Ka e Quintero
Subject: PUBLIC NOTICE Condi onal use permit 2024-09
Good Morning,
We have a home on the corner of Fulkerth and Countryside and received the Public No ce, it did not men on the opera ng hours of the food trucks, is there an alcohol license for the property as well?
Thank You, Becky Sisk
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From:
Sent: Wednesday, April 30, 2025 2:08 PM To: Ka e Quintero Subject: Regarding 2400 Fulkerth Rd., Stanislaus County APN 089-019-022
Ka e,
We live at and we are opposed to thecre- considera on of building the 1.31 acre parcel at 2400 Fulkerth Rd, Turlock, Ca. for a mobile food truck park with a plan of 14 food trucks. We do not want to have to deal with the traffic conges on behind the house and also there could be rodent ac vity affec ng our homes because we’ll be bu ed up right against the taco truck businesses and that will be a rac ng rodents and other insect ac vity. It was denied because of the traffic issue that would be presented, and we are s ll standing behind our opposi on to this taco truck mobile food truck park. Also, between now and the me you get this email, you probably will have called me and let me know- but we would never want just our wooden fences to be between us and the proposed Mobile food truck part because it would affect us greatly because that is right up against our houses and we don’t want to see or hear the ac vity that is going on and also we don’t want to have our privacy. A full wall would have to be placed behind her if this even got passed. Because we would be able to see clear through our fences to be mobile food trucks- no privacy! - we are very concerned about rodent ac vity and even insect ac vity such as roaches because we will be living right against a large mobile food truck with 14 food trucks, which is going to cause lots of a rac on to these kind of things. It would be against the health of the residents living in the area to be taken over with any of these animal or insect infec ons. And the way the traffic is set up on how the customers would be leaving the food court would be causing problems and conges on at that corner.
Please put down my opposi on for re-considering approving this massive 14 food truck plan that has previously been denied because we are s ll opposing it. Thank you very much.
Gary and Lori Glaser
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From:
Sent: Wednesday, April 30, 2025 2:33 PM To: Ka e Quintero Subject: Use Permit 2024-09 Fulkerth Rd
City of Turlock Planning Division,
I live on Countryside Dr. & received a letter stating there is an appeal going on for the 2400 Fulkerth Rd of 14 food trucks.
First off, the traffic going in/out on Fulkerth with a one way in & one way out will be an awful traffic congestion. Plus, the
cars coming out on Fulkerth will turn onto Countryside & cause more traffic besides doing turnarounds in our driveways.
That is a problem now with the gas station there already.
Another concern is rats; cockroaches & animals will be attracted to the area getting in & on our property. Trash, extra
noise, lights & smog.
I am also concerned about a "wall" & not a wood fence wall, it should be a WALL of cement tall enough not to see the top
of Food Trucks! This parcel is way too small for 14 of those trucks to park.
So please take all these into consideration on behalf of neighbors & traffic problems.
Sincerely,
Roberta on Countryside Drive
Joseph B. Vieira
The Vieira Company
May 6, 2025
Members of the Turlock City Council VIA EMAIL: [email protected] c/o Katie Quintero, Planning Manager
156 S. Broadway, Ste. 120
Turlock, CA 95380-5456
RE: Appeal of Planning commission Denial of Conditional Use Permit (2024-09) Dear Members of the City Council,
I am writing to express my support of the Planning Commission denial of the application for a Conditional Use Permit (2024-09) for a mobile food truck park at 2400 Fulkerth Road, Turlock. The proposal to accommodate 14 food trucks on a 1.31-acre site raises several significant concerns that I believe will negatively impact the local community.
First, the City has a history with food trucks. By example, in response to the Turlock Downtown Property Owners Association request that the City discontinue issuing the permits, the City Council unanimously approved a ban/restriction on food trucks operating in Downtown Turlock. TMC 9-2-124 (c) “A mobile food facility may be permitted to operate on any property zoned for commercial or industrial uses, except the C-O commercial office district and the DC downtown core, DCT downtown core transition, and OR office residential overlay district.” TMC 9-2-124 (Mobile food facility), subsection (c)(3) establishes approval standards that include; (ii) The site is adequate to support the operation of the mobile food facility and the mobile food facility will not adversely affect adjacent structures and uses, or the surrounding neighborhood; (iii) The proposed use will not adversely affect the circulation and flow of vehicular and pedestrian traffic in the immediate area;
(iv) The proposed use will not create a demand for additional parking which cannot be met safely and efficiently in existing parking areas;
Increase in Traffic Congestion: The concentration of 14 food trucks in one area will inevitably lead to increased traffic, particularly during peak hours. This will cause inconvenience for local residents and businesses, exacerbating existing traffic issues in an area that already has significant traffic congestion.
Inadequate Ingress and Egress Access : The proposed ingress and egress access to Fulkerth Road is problematic.
Entering the property while traveling westbound on Fulkerth and exiting the property by turning westbound (left) onto Fulkerth will create a traffic nightmare. The lack of a traffic light, median, or turning lanes at this location poses a serious risk of accidents. The Project has no traffic survey, mitigation plan, nor any off-site traffic improvements proposed as part of the project. On a regula r basis we see patrons of the gas station leaving making illegal left -hand turns onto Fulkerth Road to get back on the freeway, what will it be like with 14 food trucks on site.
Parking Issues: The Municipal Code does not establish a standard for mobile food truck projects. The ratio of two parking spaces per mobile food truck as a standard based on past use for mobile vendor projects is arbitrary and disregards relevant factors specific to the project. One factor would be no off-site street parking available. It is assumed food trucks will have employees other than the operator. These employees will reduce the number of parking spaces
available. Another factor is location. The east side of the proposed project is adjacent to the residential homes on Countryside Drive. The south side is adjacent to the residential homes on Cherokee Court. To the north (across Fulkerth Ave.) is Countryside Plaza. Overparking will end up in these neighborhoods or Countryside Plaza.
Noise Pollution: The operation of 14 food trucks, particularly during food preparation and customer interactions, will generate significant noise. This noise pollution will disturb nearby residents, especially during late hours.
Impact on Existing Businesses : The presence of a large food truck park and adding 14 more restaurants in this Commercial area and will negatively affect nearby restaurants and food providers. Countryside Plaza Shopping Center currently has 13 Restaurant Tenants and has two new ones opening in 2025 for a total of 15. Monte Vista Crossings has 25 Restaurant based Tenants. In the past Centers like these were retail based with some restaurants, now in the Amazon era they are being transitioned to restaurant orientated with a retail component. Times are changing and we must change with the times. There is also a new center being developed just north between Countryside Plaza and Monte Vista Crossings and a Chick -fil-A is already proposed for the site and is in the planning stages at the City. Restaurants will hit the point of oversaturation at some point.
In addition, these two new restaurants opening in 2025 are being built out, their investment in Turlock in between $250,000- $300,000 to open up and up to a year timeframe. The permit fees for a 1400 square foot space were almost $14,000 to the city of Turlock, that’s almost $100.00 per square foot, before they even put a nail in the wall. These food truck vendors for $100.00 for a City of Turlock Business license can come to the City and peddle their goods and go back to their hometown with no long-term investment or ties to the City of Turlock.
The Business in the Brick and Mortar Restaurants in the Centers employ locally, pay taxes and for example Texas Roadhouse who works with local nonprofits with fundraisers for the community and Pizza Factory that work with local youth sports to hold events for them, they all are giving back to the Community of Turlock.
There have been accusations by the former Mayor who is the Broker on the sale of the property that the neighboring Shopping Centers and Businesses are afraid of competition that is why they oppose this project. The former Mayor should be more respectful towards the concerns of neighboring residence and business owners. There is a legitimate concern that the area hit a point of oversaturation for restaurants.
Sanitation Concerns: Food trucks often struggle with trash management, leading to litter accumulation and hygiene issues. This will adversely affect the surrounding area and its residents.
These points highlight just a few of the negative impacts this proposal will have on surrounding homeowners, residents, and business owners. I urge the City Council to consider these concerns and uphold the Planning Commissions denial of this application for the Conditional Use Permit.
Thank you for your attention to this matter.
Sincerely,
Joseph B. Vieira
Property Manager/Owner
Countryside Plaza
cc: Sue Borrego, Interim City Manager [email protected]
Sent: Wednesday, May 7, 2025 10:22 PM To: Ka e Quintero <[email protected]> Subject: Condi onal Use Permit 2024-09 Fulkerth Rd
To whom it may concern,
It was recently brought to my attention that a food truck park on Fulkerth near the 99 freeway is being proposed and I would like to give my support for this project. As a relatively new business owner that has recently returned to the Turlock area after an almost 30 year stay in the San Diego area, I would love to have greater variety of culinary options available. This would definitely help to fill that need. I left Turlock back in 1995 due to a lack of things to do and places to go. I have returned to support family I have here.
Turlock has expanded nicely since I left but still needs a lot more. The area lacks much in the way of choices compared to SoCal. The food truck scene is one of those areas. As for some of the reasons against this idea, most are pretty weak considering the location of the proposed food truck site. It’s commercially zoned, right off the freeway off ramp and any business type you put in this location will have similar issues. The question is, do you want to support growth of Turlock and create more business opportunities within the community or do you want to continue to look at an empty lot? As for residents in the area, I would love to be close to the freeway, close to shopping and close to dining. To me that’s a selling point and adds value. Also, if you buy a house next to commercial property, how can you complain about business going up where it was supposed to? That’s like complaining about the noise from planes flying overhead when you buy a property next to the airport. Ultimately, it should come down to, is it good for the community? More dining choices, more business opportunities, and more revenue being brought into the community versus a neighborhood complaining about something that should have been a given based on where they are located, next to a busy road off ramp that is off of a main freeway with several other businesses already established in the area. Bottom line is, it
is a commercially zoned property that needs a vendor. This is an opportunity to bring a more diverse culinary scene as well as a way to bring in more customers traveling along the 99 freeway. I strongly urge the city to grant this property permission to proceed.
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Sent: Wednesday, May 7, 2025 5:56 PM To: Ka e Quintero Subject: Proposed food truck hub loca on
Members of the Turlock City Council,
My name is Stoney Couto. I have lived in Turlock since I was 2 years old. My father’s family has been a part of the Turlock community since the 40’s. I am now raising my family in our growing li le town.
For years I have wondered what will ever be done with the open lot on Fulkerth, which has been undeveloped since the 70’s. I was excited to see building on it a few years ago, hoping that something will go there that will benefit our community. To my dismay, half of it was turned into yet another gas sta on. Yes, beneficial to our community, but not what I believe we needed. What Turlock needs is a place for families to congregate. A space for small business owners to begin their dreams. A space that can become a des na on for people from our surrounding ci es. Something that will bring new people into Turlock and make them think “I wonder what else this Town has to offer?”
I support the building of a food court on this lot. I like that there will be restrooms, many spaces for different trucks, and ample parking for patrons. I think it is a prime loca on due to Fulkerth exit being one of our main thoroughfare’s off of 99 and into Central Turlock. As a homeowner, I would prefer to have the lot near my home developed instead of empty. As of right now, anyone can pull up behind those homes and do anything. I have personally witnessed drug deals, homeless camping and other unsavory acts occur on this lot. With a business present, the area will a ract people and be monitored. In turn, deterring illegal and poten ally nefarious ac vi es crea ng a safer neighborhood.
I believe that it will open up opportuni es for the entrepreneurs of our city. It is very hard for people to be able to afford to rent a building in Turlock and to be honest, there really aren’t may storefronts available to be able to build a business, especially a restaurant. It will bring more people to that side of town which will promote foot traffic to the exis ng businesses in the area. Time and again, I see businesses open near Walmart and close due to low patronage. So many people are more apt to go to Monte Vista Crossings due to the amount of chain restaurants and big name stores. If there were a place at the Fulkerth exit where one can get good food, and actually see what the stores are there I believe the area can be reinstated as one of Turlock’s main shopping des na ons. Bringing in more customers to the surrounding loca ons adds revenue to our town, and creates more jobs. Something Turlock is seriously lacking.
I drive past the Modesto Grub Hub every day. I visit it o en with my kids. They love that there are a number of trucks to please all palates from picky eaters to adventurous foodies. The Grub Hub is
never empty. It has become a great quick lunch op on for the busy workers of Central Modesto. Yet, It is also a place that is comfortable to sit and have a meal with friends and family.
Coming from an old Turlock family and hearing stories of Turlock’s golden years, I just want to see our community thrive. I think a food truck hub would be a huge asset to the City of Turlock to boost revenue, add jobs, and give a space for our community to come together, create and congregate.
Thank you for your me.
Stoney Couto